C I T Y O F a T L a N

C I T Y O F A T L A N T A TIM KEANE Commissioner KEISHA LANCE BOTTOMS MAYOR DEPARTMENT OF CITY PLANNING KEYETTA M. HOLMES, AICP 55 Trinity Avenue, S.W. SUITE 3350 – ATLANTA, GEORGIA 30303-0308 Director 404-330-6145 – FAX: 404-658-7491 Office of Zoning and Development

www.atlantaga.gov

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: Z-21-25 for 2169 Butner Road SW

DATE: June 10, 2021 ______An Ordinance by Zoning Committee to rezone from R-4 (Single Family Residential) to MR-2 (Multifamily Residential) for property located at 2169 Butner Road SW

FINDINGS OF FACT:

• Property location: The subject property is in Land Lot 32 of the 14F District, Fulton County Georgia, Lots 7, 8 and 9, Block A Ben Hill Subdivision, according to the plat recorded in Plat Book 15, Page 148, Fulton County, Georgia Records. The property is within the Fairburn neighborhood of NPU P in Council District 11.

• Property size and physical features: The subject property is a corner lot at the intersection of Butner Road and Waits Avenue. The total lot area of the property is approximately 0.667 acres (29,054 sq. ft.). Currently, there is an abandoned house and several trees on the property. The topography of the lot inclines towards the west to Waits Avenue with an elevation difference of approximately 20 feet. Access to the property is available via a curb cut on Butner Road.

• CDP land use map designation: The future land use designation for the property is Single Family Residential (SFR) within the 2016 Comprehensive Development Plan (CDP).

• Current/past use of property: Currently, the lot has an abandoned house. Staff is not aware of any previous uses of the property.

• Surrounding zoning/land use: Parcels surrounding the properties are zoned R-4 (Single- Family Residential) district with a SFR (Single Family Residential) land use designation, except to the eastern corner, across Butner Road, the properties are zoned MR-3 (Multifamily Residential) district with a SFR (Single Family Residential) land use designation. Z-21-25 for 2169 Butner Road S.W. June 10, 2021 Page 2 of 4

• Transportation system: Waits Avenue is classified as a local street and Butner Road is classified a major collector street. Butner Road connects to Campbellton Road to the north which is classified as a major arterial street. MARTA provides service via bus route #183 at the intersection of Waits Avenue and Butner Road. The closest MARTA Transit Station is Oakland City Transit Station which is 6.2 miles from the subject property. Currently, sidewalks are not present on Waits Avenue or Butner Road.

PROPOSAL:

The applicant seeks to rezone the property for the development of seven townhomes.

Project Specifications: Lot Areas Gross Land Area (GLA): 7,830 square feet

Total number of units proposed: Seven (7)

Maximum permitted FAR: 0.38 Proposed FAR: 0.265

Proposed Number of Parking: 20

CONCLUSIONS:

• Compatibility with comprehensive development plan (CDP); timing of development: The current land use designation for the property is SFR (Single Family Residential). Therefore, a land use amendment is required. Staff is not aware of any public projects or programs to conflict with the proposed timing of development.

• Availability of and affect of public facilities and services; referral to other agencies: The location of the site and surrounding uses indicate there are public facilities and services available to the subject property. There has been no indication from review agencies or departments that there would not be adequate public facilities and services at the subject location. At the time of permitting, the development plans will be submitted to other agencies for permit review for compliance with applicable City codes.

• Availability of other land suitable for proposed use; environmental effect on balance of land uses: The zoning regulations indicate that this consideration is optional. The applicant has not presented any evidence that they own other land in the area that is suitable for this development. A large portion of the property is currently undeveloped, and the existing structure on the lot is abandoned. The proposed rezoning to develop townhomes will help revitalize the area by developing an underutilized residential lot with infill housing. The request is supportive of the 2016 CDP NPU-P policies to “encourage residential infill development that is compatible with the character of adjacent areas,” as the proposal will develop vacant land with a similar density as allowed in the surrounding area.

Z-21-25 for 2169 Butner Road S.W. June 10, 2021 Page 3 of 4

• Effect on character of the neighborhood: Staff is of the opinion that the proposed rezoning would have a positive impact on the neighborhood’s character. The intent of the proposed MR zoning is to “provide for multi-family residential housing types that are compatible with single- family neighborhoods and commercial nodes.” The land use pattern along Butner Road is predominantly single family residential with a mix of one and two-story dwellings. The proposal to rezone and develop seven townhomes is compatible with the surrounding area as the permitted density and height in the proposed district is like surrounding zoning in the area. In addition, the subject property is approximately 0.3 miles from a major corridor. Higher density is encouraged along major corridors to support future transit and nearby commercial uses. Therefore, Staff believes that this proposal will allow higher density in terms of number of units and provide the transition from higher density along the corridor to the single-family neighborhood on the south side, while retaining the neighborhood character. Furthermore, the proposed development will also be required to meet the MR regulations to enhance and promote a pedestrian-oriented environment that includes primary pedestrian access from sidewalks to adjacent building entrances and fenestration requirements that will support walkability in the area. Therefore, Staff is of the opinion that the proposal is reasonable.

• Suitability of proposed land use: Staff is of the opinion that the zoning proposal will permit a use that is suitable in view of the use and development of adjacent and nearby properties. The immediate lots are developed with single family homes. Townhouses are attached single family homes as defined by the zoning code. The proposed density and height are compatible with the neighborhood and the development will provide the density in terms of increased number of units to provide the transition from a higher density along the corridor to the lower density single-family portion of the neighborhood.

• Effect on adjacent property: Staff finds that the proposed development would not adversely affect adjacent properties. The proposed zoning would allow a denser development, in terms of increased number of units, of underutilized parcels in the Fairburn neighborhood. The existing zoning permits one single family home with accessory dwelling units (ADUs) or accessory structures. However, the proposed development will provide density while increasing the housing supply but retaining the neighborhood character. Higher density will provide enough residents to support amenities such as local-serving businesses or transit and support walkable neighborhoods. The proposal will also provide a vibrant addition to the block by using discreet off-street parking behind the units. Therefore, staff is of the opinion that the proposal will have a positive effect on the adjacent property by adding eyes on the street, enhancing streetscape, and reactivating empty lots to revitalize the community.

• Economic use of current zoning: The subject property has some economic use under the existing conditions as the existing zoning will allow one single family home per lot. However, rezoning the property will allow for the development of seven attached single family homes. Therefore, even though the allowable FAR is like the existing zoning, the proposed unit count will be higher making the proposed option more economically reasonable. Moreover, increasing density provides an economic boost to the community and supports public services. Therefore, the proposed rezoning will bring more effective economic use to the subject property.

Z-21-25 for 2169 Butner Road S.W. June 10, 2021 Page 4 of 4

• Tree Preservation: Redevelopment of the property must comply with the City of Atlanta Tree Ordinance at time of permitting.

• Other Considerations: Consistency with Atlanta City Design: The Atlanta City Design articulates Atlanta’s vision organized according to its five core values of Equity, Progress, Ambition, Access, and Nature. It focuses future growth into already-developed areas called Growth Areas, which are further categorized as Core, Corridors, and Clusters. Outside the Growth Areas are the Conservation Areas, which include Urban Neighborhoods, Suburban Neighborhoods, Rural Neighborhoods, and Production Areas. Conservation Areas are the natural parts of the city that are less suited for growth and that should be protected from radical change.

According to the Atlanta City Design map, 2169 Butner Road SW, is located within a Suburban Conservation area. Urban Conservation areas are described as follows:

“These are the peaceful post-war subdivisions designed by the speed and easy distance of automobiles. Many, like Adamsville, Brandon and Perkerson, lack sidewalks, are not as well connected as older neighborhoods, and are often distant from retail and employment areas. Their more generous yards and intervening floodplains, however, provide far less runoff, more habitat and host huge swaths of Atlanta’s tree canopy. In this way, in addition to offering homes for families who prefer less—urban lifestyles, these neighborhoods provide enormous benefits to the city at large.”

STAFF RECOMMENDATION: APPROVAL conditioned upon the following:

1. The maximum number of units shall not exceed 7. 2. The maximum height of the building shall not exceed 35 feet. 3. Building entrances: The primary pedestrian entrance facing the street and sidewalk shall be articulated and differentiated from other components of the facade with two or more of the following elements: a. Stoops; b. Recessed entries, not exceeding five (5) feet in depth from the façade; c. Awnings or canopies. 4. Building facade materials shall consist of the following for principal and accessory structures: a. All exterior facades adjacent to the public street shall be brick, stone, cast stone, three- part hard coat stucco, horizontal wood clapboard siding, or hardiplank (cementitious siding). b. All exterior facades not adjacent to the public street shall be brick, stone, cast stone, three-part hard coat stucco, split-faced concrete, split-faced brick, horizontal wood clapboard siding, or horizontal hardiplank (cementitious siding). Exposed concrete masonry units are not permitted. 5. The primary pedestrian entrance for pedestrians to access all sidewalk level uses shall face and be visible from the public or private street when located adjacent to such street and shall be directly accessible and visible from the sidewalk adjacent to such street. 6. An amenity area shall be provided on the site, as approved by the Director of the Office of Zoning and Development.

C I T Y O F A T L A N T A

KEISHA LANCE BOTTOMS DEPARTMENT OF CITY PLANNING TIM KEANE MAYOR 55 TRINITY AVENUE, S.W. SUITE 3350 – ATLANTA, GEORGIA 30303-0308 COMMISSIONER

404-330-6145 – FAX: 404-658-7491 KEYETTA M. HOLMES, AICP www.atlantaga.gov Director Office of Zoning and Development

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: Z-21-35 for 400 Bishop Street, NW

DATE: June 10, 2021 An Ordinance by Zoning Committee to rezone from I-2 (Light Industrial) to MRC-3 (Mixed Residential Commercial) for property located at 400 Bishop Street NW

The applicant has requested a deferral to continue to work with the neighborhood and NPU. Staff is supportive of the request.

STAFF RECOMMENDATION: 30 DAY DEFERRAL – JULY 2021

C I T Y O F A T L A N T A TIM KEANE KEISHA LANCE BOTTOMS Commissioner MAYOR DEPARTMENT OF CITY PLANNING KEYETTA M. HOLMES, AICP 55 TRINITY AVENUE, S.W. SUITE 3350 – ATLANTA, GEORGIA 30303-0308 Director 404-330-6145 – FAX: 404-658-7491 Office of Zoning and Development www.atlantaga.gov

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: Z-21-36 for 1895 Peachtree Road NE and 1901 Peachtree Road NE

DATE: June 10, 2021

An Ordinance by Zoning Committee to rezone from C-3/BL (Commercial Residential/Beltline Overlay), C-3-C/BL (Commercial Residential Conditional/Beltline Overlay) and R-4/BL (Single Family Residential/Beltline Overlay) to C-3-C/BL (Commercial Residential Conditional/Beltline Overlay) and R-4/BL (Single Family Residential/Beltline Overlay) for property located at 1895 Peachtree Road NE and 1901 Peachtree Road NE

FINDINGS OF FACT:

• Property Location: The subject properties front 240 feet on the east side of Peachtree Road commencing at the intersection of the northerly right of way of Palisades Road with the easterly right of way of Peachtree Road. The property is located within Land Lot 110 of the 17th District, Fulton County, Georgia in the Brookwood Hills Neighborhood of NPU-E in Council District 6.

• Property size and physical features: The subject properties are approximately 1.81 acres (78,936 square feet). Both properties are developed with 1-story brick commercial buildings with surface parking lots. The topography inclines slightly across the site from the front property line along Peachtree Road towards the rear of the parking lots, and then declines towards the rear property line. There are several mature trees and shrubs throughout the property and a large, undeveloped area located between the end of the parking lot east towards the rear property line.

• CDP land use map designation: The properties have a future land use designation of High Density Commercial (HDC) and Single Family Residential (SFR) within the 2016 Comprehensive Development Plan (CDP). Z-21-36 for 1895 Peachtree Road, NE and 1901 Peachtree Road, NE June 10, 2021 Page 2 of 4

• Current/past use of property: The subject properties are currently developed with retail uses and surface parking lots. 1901 Peachtree Road is developed with a fast-food restaurant with a drive-through and 1895 Peachtree Road is developed with a liquor store. Staff is unaware of any other previous uses on the site.

• Surrounding zoning/land uses: To the north and south, the properties are zoned C-3/BL (Commercial Residential/Beltline Overlay) and R-4/HC20CD1/BL (Single Family Residential/Brookwood Hills Conservation District/BeltLine Overlay) with High Density Commercial (HDC) and Single Family Residential (SFR) land use designations. To the east, the properties are zoned R-4/HC20CD1/BL (Single Family Residential/Brookwood Hills Conservation District/BeltLine Overlay) with a Single Family Residential (SFR) land use designation. To the west, the properties are zoned C-3/BL (Commercial Residential/BeltLine Overlay) with a High Density Commercial (HDC) land use designation.

• Transportation: Peachtree Road is classified as an arterial street. MARTA bus route #110 services this portion of the Peachtree Road corridor. Sidewalks can be found along the frontages of both parcels.

PROPOSAL: The applicant proposes to rezone the property from C-3/BL (Commercial Residential/BeltLine Overlay), C-3-C/BL (Commercial Residential Conditional/BeltLine Overlay) and R-4/BL (Single Family Residential/BeltLine Overlay) to C-3-C/BL (Commercial Residential Conditional/BeltLine Overlay) and R-4/BL (Single Family Residential/BeltLine Overlay) for the purposes of removing conditions and conditional site plan approved under legislation 14-O-1034 (Z-13-30).

Project Specifications:

Net lot area: 1.81 acres (78,936 sf)

Commercial Building: 5,862 sf

Parking Required: 59 spaces

CONCLUSIONS:

1) Compatibility with comprehensive development plan (CDP): The subject properties have a High Density Commercial (HDC) and Single Family Residential (SFR) future land use designations, which are compatible with the proposed zoning classification. Thus, a land use amendment is not necessary to facilitate the rezoning.

2) Availability of and effect on public facilities and services; referrals to other agencies: The location of the site and current use of surrounding properties indicates there are public facilities and services available to the subject property. Both subject properties have active commercial uses so there is capacity for public facilities. There has been no indication from review agencies and/or departments that there would not be adequate public facilities and services to the subject Z-21-36 for 1895 Peachtree Road, NE and 1901 Peachtree Road, NE June 10, 2021 Page 3 of 4

site. When proposed development plans are submitted to other agencies for permit review, compliance with all applicable City codes will be required.

3) Availability of other appropriate land zoned for proposed use; effect on balance of land uses with regard to the public need: The zoning regulation indicates that this consideration is optional. The applicant has not presented any evidence that they own other land in the area that is suitable for this development. The proposed rezoning would not have an adverse effect on the environment or create an imbalance of land uses. This proposal would allow for the expansion of the existing restaurant at 1901 Peachtree Road.

4) Effect on character of the neighborhood: Staff believes the proposed rezoning is compatible with the character of the neighborhood. This portion of Peachtree Road is dominated with commercial uses. The proposed rezoning would only allow for the expansion of the restaurant that is currently established on site. Thus, the proposed project is not introducing a new use into the area. Staff is of the opinion that the proposed zoning district should have a positive effect on the character of the neighborhood.

5) Suitability of proposed land use: The land use designations for these properties are High Density Commercial (HDC) and Single Family Residential (SFR), which are compatible with the C-3 (Commercial Residential) and R-4 (Single Family Residential) zoning classifications. The proposed use of restaurant is consistent with how the properties are currently used. Therefore, Staff is of the opinion that the proposed use is appropriate.

6) Effect on adjacent property: The proposed request should not have a negative effect on adjacent properties. It will allow for the redevelopment of the parcels and enhance the current site conditions.

7) Economic use of current zoning: The current zoning allows for some economic use; however, redevelopment is restricted to the site plan approved under previous legislation 14-O-1034. Under this legislation, the site was to be redeveloped with a medical building. Thus, the proposed restaurant expansion would not be possible without changing the conditions associated with the previous application.

8) Compatibility with policies related to tree preservation: Redevelopment of the property must comply with the City of Atlanta Tree Ordinance at time of permitting.

9) Other Considerations: The Atlanta City Design articulates Atlanta’s vision organized according to its five core values of Equity, Progress, Ambition, Access, and Nature. It focuses future growth into already developed areas called Growth Areas, which are further categorized as Core, Corridors, and Clusters. Outside the Growth Areas, are the Conservation Areas, which include Urban Neighborhoods, Suburban Neighborhoods, Rural Neighborhoods, and Production Areas. Conservation Areas are the natural parts of the city that are less suited for growth and that should be protected from radical change.

According to Atlanta City Design, 1895 Peachtree Road NE and 1901 Peachtree Road NE are located within a Growth Area along a Corridor. Corridors are described as follows:

Z-21-36 for 1895 Peachtree Road, NE and 1901 Peachtree Road, NE June 10, 2021 Page 4 of 4

“These are the connecting tissues of the city; the major streets that flow out of the core in every direction. They stitch Old and New Atlanta together and most of them are commercially developed. Streets like Hollowell, Peachtree and Jonesboro wind along the contours of the city while streets like Metropolitan, Memorial and Northside slice straight lines across hills and valleys. In either case, we find commercial sites, civic buildings and anchor institutions along the way. With better design, these corridors can become main streets for every community, accommodating a reasonable amount of growth that will spur commercial vitality and a vibrant public life out beyond the core of the city.”

STAFF RECOMMENDATION: APPROVAL conditioned upon the following:

1. The site shall be developed in accordance with the site plan entitled “Chick-Fil-A Peachtree and Collier FSU” prepared by Bowman Consulting Group, Ltd. dated May 20, 2021 and stamped received by the Office of Zoning and Development on June 1, 2021. Minor changes to the approved site plan may be authorized by the Director of the Office of Zoning and Development in accordance with Section 16-02.003(7) of the Zoning Ordinance.

2. The site shall be landscaped in accordance with the Preliminary Landscape Plan by Manley Land Design, Inc. dated June 1, 2021 and stamped received by the Office of Zoning and Development on June 1, 2021. This Landscape Plan is subject to review by the City Arborist. The applicant will act in good faith to work with the City Arborist to preserve or enhance the final Landscape Plan to the greatest extent possible.

3. The site shall be lighted in accordance with the Photometric Plan by Bowman Consulting Group, Ltd. dated May 11, 2021 and stamped received by the Office of Zoning and Development on June 1, 2021. The easternmost lighting fixture shown on the Photometric Plan shall include a House Side Shield to prevent light spillover.

4. Trash compactors will be utilized to minimize the impact of waste pick-up on the surrounding residential community.

KEISHA LANCE BOTTOMS C I T Y O F A T L A N T A TIM KEANE MAYOR Commissioner OFFICE OF ZONING AND DEVELOPMENT 55 TRINITY AVENUE, S.W. SUITE 3350 – ATLANTA, GEORGIA 30303 KEYETTA M. HOLMES, AICP 404-330-6145 – FAX: 404-658-7491 Director http://www.atlantaga.gov/Government/Planning.aspx Office of Zoning & Development

MEMORANDUM TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: Z-21-38 for 585 Parsons Street SE

DATE: June 10, 2021

An Ordinance by Zoning Committee to rezone from RG-3 (Residential General Sector 3) to RG- 4 (Residential General Sector 4) for property located at 585 Parsons Street SE.

The applicant has requested to withdraw the application. Staff is supportive of this request. STAFF RECOMMENDATION: FILE

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: Z-21-39 for 3393 Jonesboro Road SE

DATE: June 10, 2021

An Ordinance by Zoning Committee to rezone from R-4 (Single Family Residential) to MR-3 (Multifamily Residential) for property located at 3393 Jonesboro Road S.E.

The applicant has requested a 30-day deferral to allow time to work with the neighborhood and NPU. Staff is supportive of the request. STAFF RECOMMENDATION: 30-DAY DEFERRAL JULY 2021

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: Z-21-40 for 650 Montgomery Ferry Drive NE, 1798 Croften Drive NE, 1794 Croften Drive NE, 1792 Croften Drive NE, 1786 Croften Drive NE, 1781 Croften Drive NE, 1785 Croften Drive NE, 1789 Croften Drive NE, 1795 Croften Drive NE, and 1799 Croften Drive NE

DATE: June 10, 2021

An Ordinance by Zoning Committee to rezone from PD-H/BL (Planned Development Housing/BeltLine Overlay) to R-4/BL (Single Family Residential/BeltLine Overlay) for property located at 650 Montgomery Ferry Drive NE, 1798 Croften Drive NE, 1794 Croften Drive NE, 1792 Croften Drive NE, 1786 Croften Drive NE, 1781 Croften Drive NE, 1785 Croften Drive NE, 1789 Croften Drive NE, 1795 Croften Drive NE, and 1799 Croften Drive NE

FINDINGS OF FACT:

• Property Location: The subject properties front 126 feet on the western side of Montgomery Ferry Drive the true point of beginning being a point located on the western varied right of way of Piedmont Avenue west a distance of 206.51 feet from the intersection of the southern varied right of way of Rock Springs Road and the western varied right of way of Piedmont Avenue. The property is located within Land Lot 51 of the 17th District, Fulton County, Georgia in the Piedmont Heights Neighborhood of NPU-F in Council District 6.

• Property size and physical features: The subject properties are approximately 1.91 acres (83,200 square feet). There are three single family residences on the subject parcels. The topography declines slightly across the site from the front property line along Montgomery Ferry Road moving west towards the rear property line. Vehicular access is provided to the site via Croften Road which is a private street with limited access. There are several mature trees throughout the property.

Z-21-40 for 650 Montgomery Ferry Drive NE, 1798 Croften Drive NE, 1794 Croften Drive NE, 1792 Croften Drive NE, 1786 Croften Drive NE, 1781 Croften Drive NE, 1785 Croften Drive NE, 1789 Croften Drive NE, 1795 Croften Drive NE, and 1799 Croften Drive NE June 10, 2021 Page 2 of 4

• CDP land use map designation: The properties have a future land use designation of Single Family Residential (SFR) within the 2016 Comprehensive Development Plan (CDP).

• Current/past use of property: The subject properties are currently developed with single family residential structures. They were previously separated from Rock Springs Baptist Church via 18-O-1020 (Z-16-79) as the church was designated as a Landmark Building/Site (LBS). Prior to 18-O-1020 the land was vacant.

• Surrounding zoning/land uses: Properties to the north, south, east, and west are zoned R-4/BL (Single Family Residential/BeltLine Overlay) with Single Family Residential (SFR) future land uses.

• Transportation: Montgomery Ferry Drive is a collector street and Croften Drive is a private street with limited access. MARTA provides service via bus routes #27 and #809 along nearby Piedmont Circle. Sidewalks are present along portions of Montgomery Ferry Drive.

PROPOSAL: The applicant proposes to rezone the property from PD-H/BL (Planned Development Housing/BeltLine Overlay) to R-4/BL (Single Family Residential/BeltLine Overlay) to allow for the operation of a private school. An accompanying special use permit (SUP) application has been submitted via U-21-08 which is required for the operation of the private school.

Project Specifications:

Net lot area: 1.91 acres (83,200 sf)

Proposed Buildings: 13,700 sf

CONCLUSIONS:

1) Compatibility with comprehensive development plan (CDP): The subject properties have a Single Family Residential (SFR) future land use designation, which is compatible with the proposed zoning classification. Thus, a land use amendment is not necessary to facilitate the rezoning.

2) Availability of and effect on public facilities and services; referrals to other agencies: The location of the site and current use of surrounding properties indicates there are public facilities and services available to the subject property. Properties that are immediately adjacent have active uses so there is capacity for public facilities. There has been no indication from review agencies and/or departments that there would not be adequate public facilities and services to the subject site. When proposed development plans are submitted to other agencies for permit review, compliance with all applicable City codes will be required.

4) Effect on character of the neighborhood: Staff believes the proposed rezoning is compatible with the character of the neighborhood. The rezoning would facilitate the expansion of the private school located at 1700 Piedmont Avenue. It should reinforce the stability of the neighborhood by further anchoring the educational/institutional use that is currently in the area. Additionally, rezoning the parcels to R-4 (Single Family Residential) protects the single family character of Piedmont Heights, which is a policy outlined in the 2016 Comprehensive Development Plan (CDP) for NPU-F. Thus, Staff is of the opinion that the proposed rezoning should have a positive effect on the character of the neighborhood.

5) Suitability of proposed land use: The land use designations for these properties is Single Family Residential (SFR), which is compatible with the R-4 (Single Family Residential) zoning classifications. The proposed use of private school is consistent with the educational and institutional uses currently found in the immediate vicinity. Therefore, Staff is of the opinion that the proposed use is appropriate.

6) Effect on adjacent property: The proposed request should not have a negative effect on adjacent properties. It will complement the existing educational and institutional uses that are in the immediate vicinity. In particular, the rezoning would support the expansion of the private school located at nearby 1700 Piedmont Road.

(1) Economic use of current zoning: The current zoning allows for some economic use; however, redevelopment is restricted to the Planned Development approved under previous legislation 18- O-1020. The legislation is site plan-specific, and any redevelopment would be limited to what was approved. Additionally, the Planned Development-Housing (PD-H) zoning designation does not allow institutional uses. Thus, the scope of the economic use is narrower than what is allowed in the R-4 (Single Family Residential) zoning district.

7) Compatibility with policies related to tree preservation: Redevelopment of the property must comply with the City of Atlanta Tree Ordinance at time of permitting.

8) Other Considerations: The Atlanta City Design articulates Atlanta’s vision organized according to its five core values of Equity, Progress, Ambition, Access, and Nature. It focuses future growth into already developed areas called Growth Areas, which are further categorized as Core, Corridors, and Clusters. Outside the Growth Areas, are the Conservation Areas, which include Urban Neighborhoods, Suburban Neighborhoods, Rural Neighborhoods, and Production Areas. Conservation Areas are the natural parts of the city that are less suited for growth and that should be protected from radical change. Z-21-40 for 650 Montgomery Ferry Drive NE, 1798 Croften Drive NE, 1794 Croften Drive NE, 1792 Croften Drive NE, 1786 Croften Drive NE, 1781 Croften Drive NE, 1785 Croften Drive NE, 1789 Croften Drive NE, 1795 Croften Drive NE, and 1799 Croften Drive NE June 10, 2021 Page 4 of 4

According to Atlanta City Design, 650 Montgomery Ferry Drive NE, 1798 Croften Drive NE, 1794 Croften Drive NE, 1792 Croften Drive NE, 1786 Croften Drive NE, 1781 Croften Drive NE, 1785 Croften Drive NE, 1789 Croften Drive NE, 1795 Croften Drive NE, and 1799 Croften Drive NE are located within the Urban Neighborhood area. Urban Neighborhood areas are described as follows:

“These are small-scale, historic, walkable neighborhoods where growth capacity is limited mostly by our desire to keep them the way they are. They are the traditional intown communities that were built by the expansion of streetcars a century ago, such as Westview, Grant Park, and Brookwood Park. Most have some form of commercial district within walking distance from homes, and many include small apartment buildings, townhouses, or two and three-family homes. Their inherent walkability, historic charm, and proximity to Downtown make them highly desirable under today’s market pressures, and therefore, threatened by even denser development.”

STAFF RECOMMENDATION: APPROVAL conditioned upon the following:

1. The maximum lot coverage shall not exceed 44.3%.

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: U-21-05 for 1189 Merlin Avenue SE and 192 Arkwright Place SE

DATE: June 10, 2021

An Ordinance by Zoning Committee for a special use permit for a day care center pursuant to 16-06A.005(1)(b) for property located at 1189 Merlin Avenue SE and 192 Arkwright Place SE

The applicant has requested a 30-day deferral. Staff is supportive.

STAFF RECOMMENDATION: 30 DAY DEFERRAL – JULY 2021

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: Z-20-43 for Text Amendment Chapter 28A

DATE: June 10, 2021

An Ordinance by Councilmember Amir R. Farokhi to authorize the removal of five privately owned billboard faces and their supporting structures, permitted under Part 16, Chapter 28A of the 1982 Zoning Ordinance of the City Of Atlanta, as amended, in exchange for the right given to their owners to upgrade and/or relocate five billboards where the upgrade and exchange may allow for the creation of the 14th Street Linear Park and the Peachtree Creek at Cheshire Bridge Road Environmental Project after the five privately owned s of billboard faces and the supporting structures of relocated billboards are removed; and for other purpose

Staff has requested a deferral.

STAFF RECOMMENDATION: 30 DAY DEFERRAL – JULY 2021

C I T Y O F A T L A N T A

KEISHA LANCE BOTTOMS DEPARTMENT OF CITY PLANNING TIM KEANE MAYOR 55 TRINITY AVENUE, S.W. SUITE 3350 – ATLANTA, GEORGIA 30303-0308 COMMISSIONER

404-330-6145 – FAX: 404-658-7491 KEYETTA M. HOLMES, AICP www.atlantaga.gov Director Office of Zoning and Development

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: Z-20-63 for 575 and 585 Boulevard Place NE

DATE: June 10, 2021

An Ordinance by Zoning Committee to rezone from R-5/BL (Two Family Residential/BeltLine Overlay) to MR-4A/BL (Multifamily Residential/BeltLine Overlay) for property located at 575 Boulevard Place NE and 585 Boulevard Place NE

FINDINGS OF FACT:

• Property location: The subject property fronts 209.33 feet on the south side of Boulevard Place NE beginning at a point on the south side of Boulevard Place 121 feet west along the south side of Boulevard Place from the southwest corner of Boulevard Place and Glen Iris Drive. The property is in Land Lot 47, 14th District, Fulton County, Georgia within the Old Fourth Ward neighborhood of NPU-M, Council District 2.

• Property size and physical features: The subject property is approximately 0.349 acres (15,186 square feet) in size. The subject site is two parcels that are each currently developed with an 8-unit multifamily building built in the 1930’s. Lot topography falls from west to east across the site with a low point at the center of the site. There is currently no curb cut or onsite parking on the lots but there is alley access to the rear from Glen Iris Drive. There are trees and shrubs at the front of the lots and in between the two existing buildings.

• CDP land use map designation: The current land use designation is Low Density Residential in the 2016 Comprehensive Development Plan (CDP).

• Current/past use of property: The site is currently developed with two 8-unit, two story multifamily buildings. Staff is not aware of any other prior uses of the site.

Z-20-63 for 575 and 585 Boulevard Place, NE June 10, 2021 Page 2 of 5

• Surrounding zoning/land uses: The adjacent parcel to the west and south as well as parcels on Boulevard Place NE have a Low Density Residential land use designation. They have a Two Family Residential zoning (R-5) and are developed with single family and two family dwellings. To the east and across Glen Iris Drive, the parcels have a Mixed Use land use designation and a Mixed Residential Commercial zoning (MRC-3). They are developed with the Southern Dairies development. To the north, the parcels have a High Density land use designation and Multifamily Residential zoning (MR-4B). Townhomes have recently been built on the site.

• Transportation system: The subject property is located at the corner of Boulevard Place NE and Glen Iris Drive NE. Boulevard Place is classified as a local street and connects to arterial streets Boulevard on the west end of the block and Glen Iris Drive at the east end of the block. Sidewalks are provided on both sides of Boulevard Place and Glen Iris Drive. MARTA bus route #102 services North Avenue and bus route #809 provides service on Boulevard. A bus stop is located within ¼ mile of the subject property. The nearest transit station is the North Avenue MARTA Transit Station which is 1.0 mile away from the subject property and the Atlanta BeltLine is 1/3-mile walking distance from the site.

PROPOSAL:

The applicant requests to rezone 575 and 585 Boulevard Place NE from R-5/BL (Two Family Residential/BeltLine Overlay) to MR-4A/BL (Multifamily Residential/BeltLine Overlay) for the development of a multifamily residential building with 34 units and 25 basement parking spaces.

Development Specifications: Net Lot Area: 15,186 sq. ft. Gross Lot Area: 23,394 sq. ft. Maximum height allowed: 80 ft. (transitional height plane adjacent to R-5) Maximum Height proposed: 38 ft. typ., 44’-8” at roof deck access Total units proposed: 34 Floor Area allowed: 34,857 sq. ft. GLA (1.49 FAR) Floor Area proposed: 34,857 sq. ft. GLA (1.49 FAR) UOSR: 0.43-10,060 sq. ft. (16,003 sq. ft. provided) Parking Required: 0.73 per dwelling unit (25 spaces) Total parking provided: 25 spaces Transitional yard required: 20 ft. adjacent to R-5 (variance required) Rear yard setback: 10 ft. Proposed/ 20 ft. required (variance required) Side yard setback: 5 ft. proposed/ 15 ft. required (variance required)

CONCLUSIONS:

(1) Compatibility with comprehensive development plan (CDP); timing of development: The proposed rezoning is not compatible with the current land use designation of Low Density Residential. Therefore, a Comprehensive Development Plan (CDP) amendment to High Density Residential (HDR) is required.

Z-20-63 for 575 and 585 Boulevard Place, NE June 10, 2021 Page 3 of 5

(2) Availability of and effect of public facilities and services; referral to other agencies: The location of the site and current use of surrounding properties indicates there are public facilities and services available to the subject property. There has been no indication from review agencies and/or departments that there would not be adequate public facilities and services at the subject location. The Fulton County Department of Health and Wellness requires submittal of plans for review and approval and must obtain permits for the outside refuse containers, and the pad and approach area for the refuse containers. When the proposed development plans are submitted to other agencies for permit review, compliance with all applicable City codes will be required.

(3) Availability of other land suitable for proposed use; environmental effect on balance of land uses: The zoning regulation indicates that this consideration is optional. The applicant has not presented any evidence that they own other land in the area that is suitable for this development. Staff believes that the proposal to rezone to MR-4A (Multifamily Residential) is an appropriate transition between adjacent R-5 (Two Family Residential) zoning and low density residential development on Boulevard Place and the mixed use and high density residential uses on the Glen Iris Drive corridor.

(4) Effect on character of the neighborhood: This portion of the Old Fourth Ward neighborhood is experiencing a significant increase in residential density with most of that focused on major corridors such as North Avenue, Boulevard and along Glen Iris Drive NE. Changing the zoning of the parcel to MR-4A (Multifamily Residential) for the construction of the proposed multifamily development will not have an adverse effect on the low density residential character and uses of Boulevard Place and the rest of the neighborhood because it will provide an appropriate transition to the Glen Iris corridor. The Atlanta Comprehensive Development Plan (CDP) Character Area for this site is Traditional Neighborhood Redevelopment (TNR). The proposed multifamily housing development and proposed land use of high density residential on the Glen Iris Drive corridor within one block of the Atlanta BeltLine is consistent with the CDP and recommended policies for TNR. Traditional Neighborhood Redevelopment land use policies are intended to do the following: “promote Missing Middle housing types that are compatible in size and scale with the character of the neighborhood as transition between single family uses and more intense uses” and “promote a diversity of housing types”. The 2021 Atlanta BeltLine Subarea 5 MasterPlan Update identifies the existing land use for the subject site as multifamily 1-4 stories and the future land use as Single Family Residential. The land use and design goals are to “locate highest density development – housing, jobs, and retail – near existing transit stops and adjacent to corridor” and promote a range of housing types including “missing middle” housing. One of the four overarching themes guiding the master plans in all the BeltLine subareas is that redevelopment should be at a density sufficient to support public transit.

(5) Suitability of proposed land use: The proposed development at the corner of Glen Iris Drive and Boulevard Place NE is an appropriate location for the High Density Residential land use. The Old Fourth Ward Master Plan (2008) recommends keeping the low density residential land use designation for the subject site. The Plan’s land use policies also support appropriate infill housing compatible with the character of the neighborhood and to focus

Z-20-63 for 575 and 585 Boulevard Place, NE June 10, 2021 Page 4 of 5

growth on corridors and near transit. The recommended land use map shows a 5-minute walk from development nodes. The subject site is located within a 5-minute walk of Ponce City Market and the Atlanta BeltLine. It also recommends providing a transition between new and existing residential areas while considering the existing neighborhood character and urban scale. Therefore, Staff believes that the proposed High Density Residential land use is suitable for the subject property.

(6) Effect on adjacent property: Staff is of the opinion that the rezoning of the subject property to MR-4A (Multifamily Residential) for the development of a multifamily residential building would not have a negative impact on adjacent properties. The area surrounding this site is residential with a mix of old and new single-family detached houses, duplexes and compatibly scaled multifamily housing that transition to higher density residential uses on the Glen Iris Drive corridor and mixed uses east of Glen Iris Drive. The construction of a 3 story 34-unit, apartment building is an appropriate transition between the Glen Iris Drive corridor and the center of a low density residential area. the proposed high density residential land use designation is compatible with other high density residential land uses on the Glen Iris Drive corridor and mixed uses to the east of Glen Iris and along the Beltline corridor.

(7) Economic use of current zoning: Staff finds that the current zoning has a reasonable economic use. However, the rezoning would not have a negative effect on the economic use and may have a positive effect on neighboring properties as the proposed zoning is compatible with existing conditions and reinforces densities that activate a Traditional Neighborhood Redevelopment as envisioned for the subject property.

(8) Compatibility with policies related to tree preservation: The proposed development will need to comply with the requirements of the City of Atlanta’s Tree Ordinance.

(9) Other considerations: The Atlanta City Design articulates Atlanta’s vision organized according to its five core values of Equity, Progress, Ambition, Access, and Nature. It focuses future growth into already-developed areas called Growth Areas, which are further categorized as Core, Corridors, and Clusters. Outside the Growth Areas are the Conservation Areas, which include Urban Neighborhoods, Suburban Neighborhoods, Rural Neighborhoods and Production Areas. Conservation Areas are the natural parts of the city that are less suited for growth and that should be protected from radical change.

According to Atlanta City Design 575 and 585 Boulevard Place NE is located within Conservation Area: Urban Neighborhoods. Urban Neighborhoods are described as follows:

“These are small-scale, historic, walkable neighborhoods where growth capacity is limited mostly by our desire to keep them the way they are. They are the traditional intown communities that were built by the expansion of streetcars a century ago, such as Westview, Grant Park, and Brookwood Park. Most have some form of commercial district within walking distance from homes, and many includes small apartment buildings, townhouses, or two and three-family homes. Their inherent walkability,

Z-20-63 for 575 and 585 Boulevard Place, NE June 10, 2021 Page 5 of 5

historic charm, and proximity to Downtown make them highly desirable under today’s market pressures, and therefore, threatened by even denser development.”

STAFF RECOMMENDATION: APPROVAL conditioned upon the following: 1. The site shall be developed in accordance with site plan entitled “575/585 Boulevard Place, NE” prepared by McMillan Pazdan Smith Architecture sealed by Joseph Alcock and stamped received by the Office of Zoning and Development on May 26, 2021. Minor changes to the approved site plan may be authorized by the Director of the Office of Zoning and Development in accordance with Section 16-02.003(7).

TIM KEANE C I T Y O F A T L A N T A COMMISSIONER

KEISHA LANCE BOTTOMS DEPARTMENT OF CITY PLANNING KEYETTA M. HOLMES, AICP MAYOR Director 55 TRINITY AVENUE, S.W. SUITE 3350 – ATLANTA, GEORGIA 30303-0308 Office of Zoning & Development 404-330-6145 – FAX: 404-658-7491 www.atlantaga.gov

MEMORANDUM amended

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: Z-20-88 for 1046 Avondale Avenue SE and 1104 Avondale Avenue SE

DATE: June 10, 2021

An Ordinance by Zoning Committee to rezone from R-4/BL (Single Family Residential/BeltLine Overlay) and MR-4A-C/BL (Multifamily Residential Conditional/BeltLine Overlay) to MR- 4A/BL (Multifamily Residential/BeltLine Overlay) for property located at 1046 Avondale Avenue SE and 1104 Avondale Avenue SE

FINDINGS OF FACT:

• Property location: The subject property fronts approximately 748 feet on the east side of Avondale Avenue beginning at a point on the easterly right-of-way of Avondale Avenue as measured 593.24 feet southwesterly from the intersection of the southerly right-of-way of United Avenue. The property is in Land Lot 23, 14th District Fulton County, Georgia in the Boulevard Heights Neighborhood of NPU-W, Council District 1.

• Property size and physical features: The subject property is a corner site with an area of approximately 6.13 acres (267,022.8 square feet) with a frontage of approximately 748 feet on the east side of Avondale Avenue. The subject property is a vacant and undeveloped site that incorporates 1.275 acres of city of Atlanta owned property. There are currently no curb cuts providing access to the site and topography varies all throughout the site.

• CDP land use map designation: The future land use designation for this property in the 2016 Comprehensive Development Plan is SFR (Single Family Residential) and HDR (High Density Residential). The proposed zoning MR-4A (Multifamily Residential) is not compatible with the existing Single Family Residential (SFR) land use. An amendment to the Comprehensive Development Plan is required to accommodate the proposed rezoning to MR-4A. The applicant proposes a land use amendment to High Density Residential. Z-20-88 for 1046 Avondale Avenue SE and 1104 Avondale Avenue SE June 10, 2021 Page 2 of 8

• Current/past use of property: The site is a vacant and undeveloped brownfield site that is proposed for remediation. The site was previously used as a landfill. Staff is not aware of any other previous uses of the site.

• Surrounding zoning/land uses: The subject property is currently zoned R-4 (Single Family Residential) and MR-4A (Multifamily Residential) with a single family residential (SFR) and high density residential (HDR) land use. Surrounding zoning includes, MR-4A-C (Multifamily Residential Conditional), R-4 (Single Family Residential) and R-5-C (Two- Family Residential Conditional) to the north, R-4 (Single Family Residential) to the east and west, Office Institutional (O-I) to the east, and MR-4A (Multifamily Residential) to the south, of the subject property. The surrounding land use designation includes single family residential (SFR) to the north, west, and east, high density residential to the north and south, and office/institutional to the east of the property.

• Transportation system: The subject property is located at the corner of Avondale Avenue and United Avenue. Avondale Avenue is a local road. United Avenue is a collector road that leads into two arterial roads, Boulevard SE, and Moreland Avenue. MARTA provides bus service via bus routes #832 and #9 with connections to the MARTA King Memorial Transit Station. The nearest bus stop is located at the corner of United Avenue and Avondale Avenue. The subject property is also located within 0.2 miles of the Beltline Trail.

PROPOSAL: The applicant proposes to rezone the property from R-4/BL (Single Family Residential/Beltline Overlay) and MR-4A-C/BL (Multifamily Residential Conditional/Beltline Overlay) to MR-4A/BL (Multifamily Residential/Beltline Overlay) for a proposed 300-unit townhome and multifamily development. The development is also proposed to provide an extension of Hamilton Street to connect Avondale and Lester Avenue and a trail connection from Entrenchment Creek to the Beltline Trail.

Project Specifications: Total Dwelling Units 300 Town Homes 75 Multifamily 225 Net Lot Area: 361,033 sq. ft. (8.2 acres) Gross land Area: 412,188 sq. ft. (9.5 acres) F.A.R. (Permitted Max): 1,49 (537,939 sq. ft.) F.A.R. (Proposed): 1.38 (500,000 sq. ft.) Usable Open Space (Required min.): 0.42 (151,634 sq. ft.) Usable Open Space (Proposed): 155,773 sq. ft. (0.43) Parking (Required minimum): 0.75 spaces per dwelling unit (225 spaces) Parking (Permitted Max): 432 spaces Off-street Parking (Proposed): 225 spaces On-street Parking (Proposed): 36 spaces Proposed Building Height: Town Homes 36 ft. Multifamily 60 ft Parking Deck 48 ft

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CONCLUSIONS:

1) Compatibility with comprehensive development plan (CDP); timing of development: The future land use designation for this property in the 2016 Comprehensive Development Plan is Single Family Residential (SFR) and High Density Residential (HDR). MR-4A (Multifamily Residential) is not compatible with the existing Single Family Residential (SFR) land use of the subject property. An amendment to the Comprehensive Development Plan is required to accommodate the proposed rezoning to MR-4A. The applicant proposes a land use amendment to high density residential. The proposed land use would complement other adjoining and surrounding high density residential land uses located south of the property along Avondale Avenue and north of the property along United Avenue.

2) Availability of and effect of public facilities and services; referral to other agencies: The site is a brownfield site that requires remediation for residential development in accordance with EPA requirements. The location of the site and current use of surrounding properties indicates there are public facilities and services available to the subject property. There has been no indication from review agencies and/or departments that there would not be adequate public facilities and services at the subject location. Compliance with all applicable City codes will be required when proposed development plans are submitted to other agencies for permit review.

3) Availability of other appropriate land zoned for proposed use; effect on balance of land uses with regard to the public need: Staff is not aware of other land owned by the applicant that is appropriately zoned for the proposed use. Staff is of the opinion that the proposed rezoning would have a positive effect on the balance of land uses. The subject property currently has two land use designations, with high-density residential land use to the south and single family residential land use to the north. All proposed and existing development south of the subject property along Avondale Avenue is high density residential. Staff finds that the proposed zoning would have a positive effect on the balance of land uses by bringing a high-density residential land use that is more compatible with the existing neighborhood character.

4) Effect on character of the neighborhood: Staff is of the opinion that the proposed rezoning would have a positive effect on the character of the neighborhood. Surrounding properties are a mix of single family residential and high-density residential zoning and land uses. Staff finds that the character of the neighborhood, especially along Avondale Avenue has recently changed from single family residential to high density residential because of its proximity to the Atlanta BeltLine. The proposed 300-unit townhome and multifamily development would provide a trail connection from Entrenchment Creek to the BeltLine as recommended in the Atlanta BeltLine Subarea 3 Masterplan. The proposed development would also improve the overall visual appearance of the area by improving pedestrian infrastructure and requiring streetscapes along both Avondale Avenue and United Avenue.

5) Suitability of proposed land use: The proposed rezoning to MR-4A/BL (Multifamily Residential/BeltLine Overlay) is not consistent with the portion of the site that currently has a single family residential land use designation. The applicant proposes a CDP amendment of this portion to a high-density residential land use designation. Staff is of the opinion that the proposed land use change is suitable to provide a complimentary land use with existing high- Z-20-88 for 1046 Avondale Avenue SE and 1104 Avondale Avenue SE June 10, 2021 Page 4 of 8

density residential land uses along Avondale Avenue, United Street, and the Atlanta BeltLine.

6) Effect on adjacent property: Staff is of the opinion that the proposed request to rezone to MR-4A/BL (Multifamily Residential/BeltLine Overlay) would have a positive effect on adjacent properties. The proposed rezoning would allow remediation and reuse of a brownfield site with high density residential development. The development is also proposed to provide an improved streetscape, direct trail connection to the Atlanta BeltLine, and an extension of Hamilton Street to break up the existing large block and provide better connectivity.

7) Economic use of current zoning: The current zoning allows for some reasonable economic use of the property under the single-family zoning district. Staff is of the opinion that rezoning the subject property to MR-4A/BL (Multifamily Residential/BeltLine Overlay) with a high density residential land use would provide more economic use of the property especially considering its close proximity to the Atlanta BeltLine. A high-density development would also provide more economic use of the property considering the cleanup and remediation that is necessary prior to any development of the site.

8) Compatibility with policies related to tree preservation: The proposed development must comply with the City of Atlanta Tree Ordinance at the time of permitting.

9) Other Considerations: Consistency with Atlanta City Design: The Atlanta City Design articulates Atlanta’s vision organized according to its five core values of Equity, Progress, Ambition, Access, and Nature. It focuses future growth into already-developed areas called Growth Areas, which are further categorized as Core, Corridors, and Clusters. Outside the Growth Areas are the Conservation Areas, which include Urban Neighborhoods, Suburban Neighborhoods, Rural Neighborhoods, and Production Areas. Conservation Areas are the natural parts of the city that are less suited for growth and that should be protected from radical change.

According to Atlanta City Design 1046 Avondale Avenue SE and 1104 Avondale Avenue SE is located within Conservation Area: Urban Neighborhoods. Urban Neighborhoods are described as follows:

“These are small-scale, historic, walkable neighborhoods where growth capacity is limited mostly by our desire to keep them the way they are. They are the traditional intown communities that were built by the expansion of streetcars a century ago, such as Westview, Grant Park, and Brookwood Park. Most have some form of commercial district within walking distance from homes, and many includes small apartment buildings, townhouses, or two and three-family homes. Their inherent walkability, historic charm, and proximity to Downtown make them highly desirable under today’s market pressures, and therefore, threatened by even denser development.”

Z-20-88 for 1046 Avondale Avenue SE and 1104 Avondale Avenue SE June 10, 2021 Page 5 of 8

STAFF RECOMMENDATION: APPROVAL conditioned upon the following: 1. The site shall be developed in accordance with the site plan entitled “1104 Avondale Avenue SE” prepared by Flippo Design dated December 22, 2020 and stamped received by the Office of Zoning and Development on May 27, 2021. Minor changes to the approved site plan may be authorized by the Director of the Office of Zoning and Development in accordance with Section 16-02.003(7) of the Zoning Ordinance. 2. The developer shall provide a description, outline and/or diagrammatic representation of the site remediation and site preparation process showing excavation sequence, areas where excavated and/or fill material will be stockpiled, loading and equipment staging area(s), equipment washing area(s), site ingress/egress points and parking areas to be used during remediation and construction to the NPU at the time that the applicant submits the related Special Administrative Permit (SAP) application to the Office of Zoning and Development.

3. The developer shall implement all applicable regulatory dust control measures during the excavation/remediation phase including but not limited to use of spraying water on the property and the installation and use of tire-washing stations on-site to wash all outgoing tires. Developer shall provide the President of SAND with the name and phone number of a contact available between 7 AM and 8 PM to hear and respond to complaints raised during the construction period until the last certificate of occupancy is issued for the final proposed residential units on site.

4. The developer is required to clean the streets immediately adjacent to the site using a street sweeper to commercial standards on the days that remediation and/or site work is performed.

5. The developer shall complete the proposed site remediation in accordance with the approved remediation plan filed with the State of Georgia Environmental Protection Division for the Avondale Avenue Project in Atlanta, Fulton County, Georgia.

6. The developer shall construct Hamilton Avenue extension to City specification and ownership shall be dedicated to the City in connection with the final platting of the proposed street subject to the approval of Atlanta Department of Transportation. Alternatively, if the City does not wish to accept dedication of the Hamilton Avenue extension, then the final platting of the proposed street shall provide for a perpetual access easement to be recorded in the deed records of Fulton County, Georgia in favor of the public providing that the street and sidewalks will be used as a public right of way but maintained by the property owner.

7. Ingress/egress to the completed development shall be from Hamilton Avenue extension only. There shall not be direct ingress/egress points for vehicular traffic from Avondale or Lester Avenues once redevelopment is completed.

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8. Public on-street parking spaces will be provided on the east side of Avondale north of Hamilton Avenue intersection, and on the north side of extended Hamilton Avenue as more particularly shown on the site plan.

9. The developer shall widen Lester Avenue from the current width that varies to a total width of 37 ½ feet width for approximately 560 feet to the southern terminus of Lester Avenue, subject to review and approval by the Atlanta Department of Transportation.

10. Subject to City of Atlanta review and approval, the developers shall construct any public or private access paths to connect to any existing or proposed greenway trails, including the BeltLine, to a minimum paved width of 5 feet.

11. Subject to City of Atlanta review and approval, the developer shall construct the Spur Trail to Beltline Standards on the east side of Avondale Avenue as shown on the Site Plan stamped received by the Office of Zoning and Development May 27, 2021 to connect to the existing spur trail south of the property. This trail shall remain publicly accessible, subject to the requirements of the City of Atlanta.

12. Subject to City of Atlanta and MARTA approval, the developer shall provide a bus shelter for the MARTA bus stop at Avondale Avenue and United Avenue (south side) of similar quality to that of a traditional MARTA bus shelter.

13. Avondale Avenue facing townhouse - 36-foot height limit as measured from Avondale Avenue sidewalk final elevation.

14. Avondale Avenue facing apartment building – 60-foot height limit as measured from Avondale Avenue sidewalk final elevation.

15. Lester Avenue facing townhouse - 36-foot height limit as measured from Lester Avenue sidewalk final elevation.

16. United Avenue facing townhouse - 36-foot height limit as measured from United Avenue sidewalk final elevation.

17. Avondale Avenue & Hamilton Avenue (southeast corner) – 70-foot height limit as measured from Hamilton Avenue extension.

18. Lester Avenue and Hamilton Avenue facing parking deck – 48-foot height limit.

19. The developer shall provide sidewalk bicycle racks to accommodate minimum parking for 32 bicycles outdoors.

20. Developer shall provide secure indoor bicycle parking/storage for a minimum of 60 bicycles.

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21. Subject to review and approval by the City of Atlanta Department of Watershed Management, the project shall provide extended detention of the one year, 24-hour return frequency storm event.

22. The development shall provide a commercial space of no less than 750 square feet designed to meet all City/County Code requirements for use as a coffee shop, restaurant, and/or other commercial retail uses as shown on the site plan.

23. The development shall be limited to 63 townhomes and 230 apartment homes not to exceed 293 dwelling units. Further, the developer shall provide at least 15 percent of the total residential rental units for lease to households having an income, as certified by the prospective tenant(s) at the time of execution of the applicable lease agreement, that does not exceed 80 percent AMI.

24. There shall be a minimum of .75 parking spaces per dwelling units.

25. Townhouse driveways shall, at minimum, be 20 feet long/deep.

26. Development to be built to NGBS, LEED or EarthCraft certified standards.

27. Building facades visible from the public-right-of-way shall be either brick, stone, cast stone, metal, poured-in-place concrete, hard coat stucco, or smooth cementitious siding or some combination thereof; however, if smooth cementitious siding is used it shall not exceed 35 percent of any facade.

28. The following materials shall be prohibited on all building facades: exposed pressure- treated wood, vinyl siding, vinyl railing, white, cream, or off-white solid vinyl windows, and exterior insulation finish systems (EIFS).

29. Solid vinyl windows in other colors are permitted.

30. Window frames shall be recessed a minimum of 2 inches from the adjoining/adjacent wall plane, except for windows on recessed balconies.

31. A minimum of 50 percent of the residential window units in each building shall be operable.

32. Paired windows that are grouped together shall have center mullions that are two inches wider than the side of the visible window frame not including trim.

33. Flat, "snap-in" muntins, and muntins that are sandwiched between layers of glass are prohibited.

34. Exterior columns shall have a minimum width of five and one-half inches.

35. Exterior chimney enclosures shall extend to the ground. Z-20-88 for 1046 Avondale Avenue SE and 1104 Avondale Avenue SE June 10, 2021 Page 8 of 8

36. Exterior stairs shall not be constructed of wood of any type. Risers and ends of any exterior stairs shall be enclosed.

37. The finished height of any parking structure shall not exceed the finished height of any immediately adjacent or adjoining structure.

38. Dumpsters and loading areas shall be screened so as not to be visible from any public or private street that is located at the same elevation as the dumpster of loading area.

39. Mechanical equipment for any structure shall be in the parking garage or an interior courtyard and shall not be visible from the surrounding streets. Mechanical equipment for townhomes will be visible from interior drives or streets but shall be screened by landscaping.

40. The first one inch of rainwater infiltration will be provided in accordance with the current Stormwater Management Ordinance. An additional inch of rainwater infiltration will be provided, and the developer will be permitted to use underground infiltration for that additional inch and there is no requirement to comply with the infiltration BMP priority list for that additional inch.

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: Z-21-01 for 263 Decatur Street, S.E.

DATE: June 10, 2021

An Ordinance by Zoning Committee to rezone from I-1 (Light Industrial) to MRC-2 (Mixed Residential Commercial) for property located at 263 Decatur Street, S.E.

The applicant has requested to withdraw this application. Staff is supportive of this request.

STAFF RECOMMENDATION: FILE

C I T Y O F A T L A N T A

KEISHA LANCE BOTTOMS DEPARTMENT OF CITY PLANNING TIM KEANE MAYOR 55 TRINITY AVENUE, S.W. SUITE 3350 – ATLANTA, GEORGIA 30303-0308 COMMISSIONER

404-330-6145 – FAX: 404-658-7491 KEYETTA M. HOLMES, AICP www.atlantaga.gov Director Office of Zoning and Development

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: Z-21-011 for 374 Climax Street, S.E., 380 Climax Street, S.E., 388 Climax Street, S.E., 394 Climax Street, S.E., 400 Climax Street, S.E., 406 Climax Street, S.E., 412 Climax Street, S.E., 418 Climax Street, S.E., 424 Climax Street, S.E., 430 Climax Street, S.E., 436 Climax Street, S.E., and 442 Climax Street, S.E.

DATE: June 10, 2021

An Ordinance by Zoning Committee to rezone from R-4A (Single Family Residential) to MRC-3 (Mixed Residential Commercial) for property located at 374 Climax Street, S.E., 380 Climax Street, S.E., 388 Climax Street, S.E., 394 Climax Street, S.E., 400 Climax Street, S.E., 406 Climax Street, S.E., 412 Climax Street, S.E., 418 Climax Street, S.E., 424 Climax Street, S.E., 430 Climax Street, S.E., 436 Climax Street, S.E., and 442 Climax Street, S.E.

The applicant has requested a deferral for more time to work with the neighborhood and NPU. Staff is supportive of this request.

STAFF RECOMMENDATION: 30-DAY DEFERRAL JULY 2021

C I T Y O F A T L A N T A

KEISHA LANCE BOTTOMS DEPARTMENT OF CITY PLANNING TIM KEANE MAYOR 55 TRINITY AVENUE, S.W. SUITE 3350 – ATLANTA, GEORGIA 30303-0308 COMMISSIONER

404-330-6145 – FAX: 404-658-7491 KEYETTA M. HOLMES, AICP www.atlantaga.gov Director Office of Zoning and Development

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: Z-21-12 for 373 Climax Street, SE, 379 Climax Street, SE, 385 Climax Street, SE, 393 Climax Street, SE, 407 Climax Street, SE, 411 Climax Street, SE, 417 Climax Street, SE, 425 Climax Street, SE, 431 Climax Street, SE, 437 Climax Street, SE, and 443 Climax Street, SE, 380 Dalton Street, SE, 386 Dalton Street, SE, 394 Dalton Street, SE, 375 Dalton Street, SE, 381 Dalton Street, SE, 387 Dalton Street, SE and 389 Dalton Street, SE, and 505 Englewood Avenue Apt 3 SE

DATE: June 10, 2021

An Ordinance by Zoning Committee to rezone from R-4A/BL (Single Family Residential/Beltline Overlay) to MR-2/BL (Multifamily Residential/Beltline Overlay) for property located at 373 Climax Street, SE, 379 Climax Street, SE, 385 Climax Street, SE, 393 Climax Street, SE, 407 Climax Street, SE, 411 Climax Street, SE, 417 Climax Street, SE, 425 Climax Street, SE, 431 Climax Street, SE, 437 Climax Street, SE, and 443 Climax Street, SE, 380 Dalton Street, SE, 386 Dalton Street, SE, 394 Dalton Street, SE, 375 Dalton Street, SE, 381 Dalton Street, SE, 387 Dalton Street, SE and 389 Dalton Street, SE, and 505 Englewood Avenue Apt 3 SE

The applicant has requested a deferral for more time to work with the neighborhood and NPU. Staff is supportive of this request.

STAFF RECOMMENDATION: 30-DAY DEFERRAL JULY 2021

C I T Y O F A T L A N T A TIM KEANE DEPARTMENT OF CITY PLANNING COMMISSIONER KEISHA LANCE BOTTOMS 55 Trinity Avenue, S.W. SUITE 3350 – ATLANTA, GEORGIA 30303-0308 MAYOR 404-330-6145 – FAX: 404-658-7491 KEYETTA M. HOLMES, AICP Director www.atlantaga.gov Office of Zoning & Development

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: U-21-07 for 3655 Roswell Road N.E.

DATE: June 10, 2021

An Ordinance by Zoning Committee for a special use permit pursuant to 16-11.005(1)(l) for outdoor dining at eating and drinking establishments when any part of such use is located within 1,000 feet of property that is zoned as an R-1, R-2, R-2A, R-3, R-3A, R-4, R-4A, R-4B, or R-5 District, or that is used as a residential property for property located at 3655 Roswell Road NE

FINDINGS OF FACT:

• Property location: The subject property fronts 588.76 feet on the east side of Roswell Road commencing at a concrete monument found at the intersection formed by the easterly right- of-way of Roswell Road and the northeasterly right-of-way of Piedmont Road and proceed thence northerly and easterly along the easterly right-of-way Roswell Road. The property is in the North Buckhead neighborhood in Land Lot 97 of the 17th District in NPU B, Council District 7.

• Property size and physical features: The property is 3.950 acres (172,062 square feet) in lot area. The site is comprised of one multi-tenant non-residential building. Vehicular access is provided by cuts on Roswell Road and Old Ivy Road. The site is a part of a development known as Tuxedo Festival that has two hundred and fourteen (214) shared off-street parking spaces. The surface parking lot has existing signage, medians, and cross walks for pedestrian safety. Sidewalks and landscaping are provided along Roswell Road and Old Ivy Road.

• Current/past use of property: The current use of the site is a commercial plaza (retail, restaurant, service, and office space). Staff is not aware of any other previous uses on the site.

U-21-07 for 3655 Roswell Road N.E. June 10, 2021 Page 2 of 4

• Surrounding zoning/land uses: The subject property is zoned C-1 (Community Business District with a Low Density Commercial (LDC) land-use designation. Properties to the north are zoned C-1 (Community Business District) with a Low Density Commercial (LDC) land use designation. Properties to the east are zoned RG-3 (Residential General Sector 3) with a Medium Density Residential and R-3 (Single Family Residential) with a Medium Density Residential land-use designation. Properties to the south are zoned C-1 (Community Business District) with a Low Density Commercial (LDC) land use designation and RG-5-C (Residential General Sector 5 Conditional) with a High Density Residential (HDR) land use designation. Properties to west are zoned C-1 (Community Business District) with a Low Density Commercial (LDC) land use designation and R-3 (Single Family Residential) with a Single Family Residential land use designation.

• Transportation system: Roswell Road is classified as an arterial road and Old Ivy Road as a collector road. MARTA currently services the area via bus route #5 on Roswell Road. The MARTA Buckhead Transit Station is 0.5 miles from the site. The site has streetscaping, sidewalks, and crosswalks around the perimeter.

PROPOSAL: The applicant seeks a special use permit pursuant to 16-11.005(1)(l) for outdoor dining at eating and drinking establishments when any part of such use is located within 1,000 feet of property that is zoned as an R-1, R-2, R-2A, R-3, R-3A, R-4, R-4A, R-4B, or R-5 District, or that is used as a residential property. The site has an existing 1,065 square foot patio. The applicant intends to expand the patio by 76 square feet for a restaurant on site. The total patio area will be 1,029 square feet.

• Ingress and egress: Employee, patrons, and emergency and service vehicles will access the property from the existing curb cuts along Roswell Road and Old Ivy Road. The site currently operates as an open-air shopping center with 214 shared surface parking spaces. No traffic congestion is anticipated as the entrance and exit on Roswell Road is currently being used as the main entrance and exit to this location.

• Refuse and service areas: The shopping center currently utilizes an 8 CY dumpster for tenant use. The bin is emptied six times per week for the removal refuse and garbage. The applicant anticipates no changes to the existing refuse and service.

• Buffering and screening: The subject site has buffering and screening available. The front of the site provides landscaping (hedges, bushes, and tree canopy) with sidewalks. The rear of the site and portions along the north side are buffered by several mature trees and dense vegetation. The applicant has not proposed to alter the current methods of buffering and existing.

• Hours and manner of operation: The applicant has indicated the hours and manner of operation will be compatible with the existing restaurants on site and nearby subject U-21-07 for 3655 Roswell Road N.E. June 10, 2021 Page 3 of 4

properties. The proposed restaurant will provide service 7-days a week with the following hours: 11:00 a.m. and 12:00 a.m. The number of employees will be seventy-five (75) with a morning, afternoon, and evening shift. The proposed restaurant will provide an additional dining option for patrons in the surrounding neighborhoods.

• Duration: The applicant requests an indefinite duration.

• Required yards and open space: There will be no additions to the required yards or open space. The site is existing and appears to meet the minimum yards. The outdoor dining does not encroach into the front yard setback. There are no open space requirements for nonresidential uses.

• Tree Preservation and Replacement: There will be two trees removed and replaced nearby in-kind.

CONCLUSIONS: a) Ingress and egress and proposed structure or uses thereon, with particular references to automotive and pedestrian safety and convenience, traffic flow and control, and emergency access: Based on the site plan submitted by the applicant and a review conducted by staff, there appears to be sufficient ingress and egress to the property via four existing curb cuts on Roswell Road and Old Ivy Road. The parking lot has striping and traffic circulation arrows that pauses traffic flow by way of a stop sign or speed bump. Additionally, the site has existing sidewalks and crosswalks throughout for pedestrian safety and convenience. Staff finds the ingress and egress to be adequate for the use. b) Office-street parking and loading: There are 214 shared parking spaces onsite approved via V-10-105. Employees and visitors may utilize the parking located onsite on a first come first serve basis. Additionally, signage is provided for parking spaces dedicated to specialized parking spots such as curbside pick-up, handicap, and service personnel. Service personnel may use the existing parking to drive to the rear for loading. Therefore, Staff is of the opinion that the applicant has met the off-street parking and loading requirements. c) Refuse and service areas: The restaurant will utilize a dumpster provided by the building owner that is emptied 6 days per week. Staff finds the proposed refuse plans and service areas adequate for the proposed use. d) Buffering and Screening: The patio is located near the intersection of Roswell Road, Old Ivy Road, Piedmont Road, and Blackland Road. No buffering or screening is necessary as the patio is separated from the closest business neighbors by a privacy screen, landscaping, sidewalks, parking, and streets. Staff is of the opinion that the existing buffering and screening measures are sufficient for the proposed use. U-21-07 for 3655 Roswell Road N.E. June 10, 2021 Page 4 of 4

e) Hours and manner of operation: The new restaurant will be open seven days a week between the hours of 11:00 a.m. and 12:00 a.m. The restaurant will employ 75 employees divided between three shifts. An estimated peak of 500 patrons will be served daily. Staff find the proposed hours and manner of operation to be sufficient. f) Duration: The applicant has requested an indefinite duration. Staff is supportive of the request. g) Required yards and open space: The applicant has indicated there are no structural changes proposed for the subject property. Therefore, these considerations are not applicable. h) Compatibility with policies related to tree preservation: Two trees are proposed to be removed with replanting nearby. Tree removal and replacement must complete with the City of Atlanta Tree Preservation Ordinance.

STAFF RECOMMENDATION: APPROVAL conditioned upon the following:

1. The special use permit shall be valid only if Amreit Tuxedo, L.P. is the operator. 2. The special use permit is not transferable. 3. The outdoor patio shall not exceed 1,029 square feet. 4. No outdoor public address sound system is permitted. 5. The applicant is prohibited from operating a nightclub, bar, or lounge. 6. The applicant agrees to apply for a license only for a restaurant which may include a bar. 7. Parking requirements for the location shall be in accordance with V-10-105 and associated conditions.

TIM KEANE C I T Y O F A T L A N T A COMMISSIONER

MEMORANDUM amended

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: Z-21-28 for 1085 Avondale Avenue SE, 1045 Lester Avenue SE, 1049 Lester Avenue SE, 1055 Lester Avenue SE, and 1059 Lester Avenue SE

DATE: June 10, 2021

An Ordinance by Councilmember Carla Smith to rezone property having a street address of 1085 Avondale Avenue SE and 1045 Lester Avenue SE, 1049 Lester Avenue SE, 1055 Lester Avenue SE, and 1059 Lester Avenue SE from the R-4 (Single-Family Residential) zoning district to the MR-4A-C (Multifamily Residential Conditional) zoning district; and for other purposes

FINDINGS OF FACT:

• Property location: The subject property fronts 51 feet on the east side of Avondale Avenue and 209 feet on the west side of Lester Avenue. The property is in Land Lot 23, 14th District Fulton County, Georgia in the Boulevard Heights Neighborhood of NPU-W, Council District 1.

• Property size and physical features: The subject properties are vacant and undeveloped and are 1.275 acres (55,539 sq. ft.). There are currently no curb cuts providing access to the site and topography varies throughout.

• CDP land use map designation: The future land use designation for these properties in the 2016 Comprehensive Development Plan is SFR (Single Family Residential). The proposed MR-4A (Multifamily Residential) is not compatible with the existing Single Family Residential (SFR) land use. An amendment to the Comprehensive Development Plan is required to accommodate the proposed zoning of MR-4A-C. A land use amendment to High Density Residential is appropriate.

Z-21-28 for 1085 Avondale Avenue SE and 1045 Lester Avenue SE, 1049 Lester Avenue SE, 1055 Lester Avenue SE and 1059 Lester Avenue SE June 10, 2021 Page 2 of 8

• Current/past use of property: The site is vacant and undeveloped and is a brownfield site that is proposed for remediation. The site was previously used as a landfill. Staff is not aware of any other previous uses of the site.

• Surrounding zoning/land uses: The subject properties are currently zoned R-4/BL (Single Family Residential/BeltLine Overlay) with a single family residential (SFR) land use. Surrounding zoning includes, MR-4A-C/BL (Multifamily Residential Conditional/BeltLine Overlay), R-4/BL (Single Family Residential/BeltLine Overlay) to the south, and R-4/BL (Single Family Residential/BeltLine Overlay) and (MR-4A-C/BL (Multifamily Residential Conditional/BeltLine Overlay) to the north and R-4/BL (Single Family Residential/BeltLine Overlay) east of the subject property. Land use designations are SFR (Single Family Residential) and HDR (High Density Residential) consistent with zoning in the area.

• Transportation system: The subject property is located on Avondale Avenue and Lester Avenue both local roads. MARTA provides bus service via bus routes #832 and #9 with connections to the MARTA King Memorial Transit Station. The nearest bus stop is located at the corner of United Avenue and Avondale Avenue. The subject property is also located within 0.2 miles of the Atlanta BeltLine Trail.

PROPOSAL: The proposal is to purchase the land from the city of Atlanta and incorporate it into a development that proposes a 300-unit townhome and multifamily development via Z-20- 88.

CONCLUSIONS:

1) Compatibility with comprehensive development plan (CDP); timing of development: The future land use designation for the properties in the 2016 Comprehensive Development Plan is Single Family (SFR). MR-4A-C (Multifamily Residential Conditional) is not compatible with the existing Single Family Residential (SFR) land use. An amendment to the Comprehensive Development Plan is required to accommodate the proposed rezoning to MR-4A-C. A land use amendment to high density residential is required. The proposed land use would complement other adjoining and surrounding high density residential land uses located south of the property along Avondale Avenue.

2) Availability of and effect of public facilities and services; referral to other agencies: The location of the site and current use of surrounding properties indicates there are public facilities and services available to the subject property. There has been no indication from review agencies and/or departments that there would not be adequate public facilities and services at the subject location. Compliance with all applicable City codes will be required when proposed development plans are submitted to other agencies for permit review.

3) Availability of other appropriate land zoned for proposed use; effect on balance of land uses with regard to the public need: Staff is not aware of other land owned by the applicant that is appropriately zoned for the proposed use. Staff is of the opinion that the proposed rezoning would have a positive effect on the balance of land uses. All proposed and existing development south of the subject property along Avondale Avenue is high density residential. Staff finds that the proposed zoning would have a positive effect on the balance Z-21-28 for 1085 Avondale Avenue SE and 1045 Lester Avenue SE, 1049 Lester Avenue SE, 1055 Lester Avenue SE and 1059 Lester Avenue SE June 10, 2021 Page 3 of 8

of land uses by bringing a high-density residential land use that is more compatible with the existing neighborhood character.

5) Suitability of proposed land use: The proposed rezoning to MR-4A-C/BL (Multifamily Residential Conditional/BeltLine Overlay) is not consistent with the single family residential land use designation. The applicant proposes a CDP amendment of this portion to a high- density residential land use designation. Staff is of the opinion that the proposed land use change is suitable to provide a complimentary land use with existing high-density residential land uses along Avondale Avenue, United Street, and the Atlanta BeltLine.

6) Effect on adjacent property: Staff is of the opinion that the proposed request to rezone to MR-4A-C/BL (Multifamily Residential Conditional/BeltLine Overlay) would have a positive effect on adjacent properties. The proposed rezoning would allow remediation and reuse of a brownfield site with a high density residential development. The development proposed via Z-20-88 that will incorporate these properties is also will provide an improved streetscape, direct trail connection to the Atlanta BeltLine, and an extension of Hamilton Street to break up the existing large block and provide better connectivity.

7) Economic use of current zoning: The current zoning allows for some reasonable economic use of the property under the single-family zoning district. Staff is of the opinion that rezoning the subject property to MR-4A-C/BL (Multifamily Residential Conditional/BeltLine Overlay) with a high density residential land use would provide more economic use of the property especially considering its close proximity to the Atlanta BeltLine. A high-density development would also provide more economic use of the property considering the cleanup and remediation that is necessary prior to any development of the site.

8) Compatibility with policies related to tree preservation: The proposed development must comply with the City of Atlanta Tree Ordinance at the time of permitting.

Z-21-28 for 1085 Avondale Avenue SE and 1045 Lester Avenue SE, 1049 Lester Avenue SE, 1055 Lester Avenue SE and 1059 Lester Avenue SE June 10, 2021 Page 4 of 8

According to Atlanta City Design 1085 Avondale Avenue SE and 1045 Lester Avenue SE, 1049 Lester Avenue SE, 1055 Lester Avenue SE and 1059 Lester Avenue SE is located within Conservation Area: Urban Neighborhoods. Urban Neighborhoods are described as follows:

“These are small-scale, historic, walkable neighborhoods where growth capacity is limited mostly by our desire to keep them the way they are. They are the traditional intown communities that were built by the expansion of streetcars a century ago, such as Westview, Grant Park, and Brookwood Park. Most have some form of commercial district within walking distance from homes, and many includes small apartment buildings, townhouses, or two and three-family homes. Their inherent walkability, historic charm, and proximity to Downtown make them highly desirable under today’s market pressures, and therefore, threatened by even denser development.”

STAFF RECOMMENDATION: APPROVAL conditioned upon the following:

1. The site shall be developed in accordance with the site plan entitled “1104 Avondale Avenue SE” prepared by Flippo Design dated December 22, 2020 and stamped received by the Office of Zoning and Development on May 27, 2021. Minor changes to the approved site plan may be authorized by the Director of the Office of Zoning and Development in accordance with Section 16-02.003(7) of the Zoning Ordinance. 2. The developer shall provide a description, outline and/or diagrammatic representation of the site remediation and site preparation process showing excavation sequence, areas where excavated and/or fill material will be stockpiled, loading and equipment staging area(s), equipment washing area(s), site ingress/egress points and parking areas to be used during remediation and construction to the NPU at the time that the applicant submits the related Special Administrative Permit (SAP) application to the Office of Zoning and Development.

4. The developer is required to clean the streets immediately adjacent to the site using a street sweeper to commercial standards on the days that remediation and/or site work is performed.

Z-21-28 for 1085 Avondale Avenue SE and 1045 Lester Avenue SE, 1049 Lester Avenue SE, 1055 Lester Avenue SE and 1059 Lester Avenue SE June 10, 2021 Page 6 of 8